Pricing a Premium Home: Two Mistakes That Can Cost You More Than You Think

Pricing a high-end home isn’t the same as pricing an average one. There’s usually less urgency, fewer buyers, and a lot more thought that goes into each decision. That’s why getting the price right from the start matters so much.

I see two mistakes come up over and over — and both can quietly cost sellers time and money.

Mistake #1: Starting high “just to test the market”

It’s tempting to list high and see what happens. Unfortunately, in the premium market, that strategy often backfires.

Buyers at this level are informed and patient. When a home sits longer than expected or needs early price adjustments, it can create doubt — even if the home itself is beautiful.

Homes tend to receive the most attention when they’re new to the market. Pricing it well from day one helps capture that momentum instead of trying to regain it later.

Mistake #2: Comparing your home to the wrong properties

Luxury homes aren’t priced by square footage alone. Buyers are paying attention to:

• Layout and flow

• Quality of finishes

• Privacy and outdoor living

• How the home actually feels when you’re inside it

Two homes can look similar on paper and feel completely different in person — and pricing needs to reflect that difference.

What good pricing really does

Strong pricing isn’t about leaving money on the table. It’s about positioning your home so buyers feel confident. And confident buyers tend to act more decisively and negotiate less aggressively.

The goal is to create interest — not hesitation.

If you’re curious how your home would be positioned in today’s market, I’m happy to walk through that with you. No pressure — just clear, honest insight so you can decide what makes sense for you. Contact me today!